With whom to plan/build a single-family house?

Hello everyone,

I am new here and will best introduce myself/us and our current status first:
I (44) and my boyfriend (46) currently live with our 1.5-year-old son in my condominium (107 sqm; purchased before we met). Since my boyfriend has a one-hour commute each way to work and we both have long had a latent interest in a little house and garden independently of each other, the decision matured to get ourselves a house roughly in the middle between our two employers.

We originally wanted to buy an existing property, but after viewing several objects, we increasingly felt that for just a little more money we would get significantly more value (by now I somewhat doubt our assessment, but well). We were also bothered by the high additional costs, not all of which were transparent.
So in September 2019, we put ourselves on the interested parties list for a new development area and have actually now received the contract for the plot we liked best among those available. We signed the purchase contract about a month ago.

Months before that, we had talked to banks and home builders and visited model home parks to get an impression of current houses.
The banks gave us the green light for a rough budget, while the builders understandably said that meaningful talks could only happen once the plot was known.
So we have been out and about again presenting our plot (which we also had surveyed immediately).
It is important to us to build with a regional provider.
Currently, three providers are in the running with a larger prefabricated house provider as a fourth, possibly cheaper, option.
We have received floor plan proposals from all three, one of whom conjured up the plan of a house in a similar location and the other two made rough floor plans based on our ideas (we also received these).

Our big dilemma now is that we can’t decide who to proceed with.
Two of the providers build solid brick houses, one builds houses in timber frame construction.
By gut feeling, we both think solid brick houses are of higher value (which nowadays depending on the provider is probably just a prejudice?), but that same gut feeling trusts the timber frame builder the most. Of course, we also asked around and based on recommendations are even here with these three/four providers.

Each has its advantages and disadvantages for us:
Solid 1: So far, we have mainly had contact with the apparently capable salesperson and not those who will actually build with and for us (construction manager etc.). They did a lot of preparatory work (asked about our wishes and the architect designed a special floor plan accordingly; but it hasn’t really taken into account the quirks of the terrain yet). Unfortunately, I have already heard from an acquaintance that they are now having trouble with them towards the end (crooked walls, many windows cracked during installation, subcontractors who aren’t really regional etc.). From two acquaintances, I heard that costs significantly exceeded the contract.
Solid 2: Did not put much effort into the floor plan and our wishes; the floor plan he pulled out of the drawer at the 2nd meeting might actually be not bad, but we spent the entire first meeting talking about a floor plan that had nothing to do with what we imagined. He simply did not listen to what we wanted. Advantage: knows the building area very well as he has already built several houses there. Everyone we have spoken with has spoken very positively about the company. Our contact person is co-owner and construction manager, so we know who we will be dealing with. Since all our appointments so far have been in the evening, I experienced him unfortunately as exhausted and not very attentive. Maybe just bad timing.
Timber 1: The whole team makes an honest, open, and technically sound impression. The company is located, it feels, right in the middle of the forest, and the wood is processed directly on site. The architect working for them took the trouble to visit our plot. He also pointed out many constructional and legal issues. The design he presented to us a few weeks later incorporated our wishes as well as possible and had some nice ideas. We were also made aware of a construction site where they are currently building a detached house on a slope; we visited this today to get an impression of how it looks.
Timber 2: As with Solid 1, we "only" spoke with a salesperson here. This is a smaller prefabricated house company but represented with a house in a house exhibition where we also met for a talk. The gentleman took almost three hours for us and we also learned some general things about costs etc. The company delivers both fully pre-fabricated houses and individually planned ones. The main argument in favor is that they are probably somewhat cheaper and still build well (more valuable than much of the prefab competition), and acquaintances who searched for a whole year for a suitable provider and are pretty picky decided on this company and are satisfied so far.

By gut feeling, regarding cooperation, we would currently prefer to build with Timber 1. But we are unsure whether we can imagine building with wood. I mostly have concerns about faster depreciation and worse long-term value. Wrong? Are there better and worse timber frame builders? Also, the house there would not be cheaper or ready to move into any faster than with the solid house builders. The company always points to the great indoor climate in a timber house. But can you really notice that much?
This company does it so that there is a separate offer for planning up to including building permit submission and then an offer for execution. So we could at least have the house designed there, but would it make much sense to then take the plan to another provider?

(In general, I must say I am a little irritated by the offer prices; maybe I was somewhat naive.
In any case, all three providers want about €500,000 to €550,000 net for a turnkey house with approx. 160 to 180 sqm living space and double garage (where with one provider the cellar under the garage is not even included). That is actually too much for our budget, and we have to see if, where and how we can save €50,000. But that is not the topic of this post.)

Very long text – my questions:
- How do you rate such an individual timber house regarding quality?
- How important is a good feeling with the builder for you, would you weigh that higher than (irrational?) concerns about the building material?

Many thanks in advance for your thoughts!
We just can’t move forward and are grateful for suggestions.

I don’t know if it makes sense to fill out the data for this thread, but just to be safe I’ll also throw it at you.

Development plan/restrictions
Plot size: 791 sqm
Slope: yes
Floor area ratio: 0.35
Gross floor area ratio: 0.6
Building window, building line and boundary: see attachment
Number of parking spaces: 2 (double garage planned)
Number of floors: 2-2.5 (garden floor, ground floor and possibly half an attic as gallery with open space over ground floor)
Roof shape: gable roof (35-42° specified)
Orientation: still open
Maximum heights/limits: WH: 6.5 m; FH: 11.5 m
Other specifications: distance from house to street approx. 4.50 m (site slopes downwards from street)

Clients’ requirements
Style, roof shape, building type:
Unfortunately, the development plan requires a gable roof; if free choice, I would have opted for a clean Bauhaus form.
Basement, floors:
Garden floor 1/4 basement, 3/4 sleeping area. Above that ground floor as living area, possibly half an open attic (gallery with open space + 1 room).
Number of persons, age:
3-4 persons: 44 and 46; son 1.5 years and 12-year-old daughter of the man (she comes every two weeks on weekends or lives there fully)
Space requirements in ground floor, upper floor:
Since the garage will probably have to be underbuilt anyway due to the slope, we’ve thought of putting a cellar there (storage, possibly workshop) accessible both from garden side and house. In the garden/basement floor itself would be the technology and laundry room as well as three bedrooms and the main bathroom. On the ground floor (level access from the street, also from the garage), the living area is planned with kitchen, open living and dining area, pantry/utility room, an office/guest room and a guest bathroom. An architect of one builder presented us with the possibility of a half attic as a gallery with open space above the living area and a small room (guest room, office), which I like very much.
Office: family use or home office?
Home office will definitely be done to some extent.
Guest overnight stays per year:
Hard to say, but a small guest room is planned.
Open or closed architecture:
Rather open in the living area, the view of the undevelopable, sloping greenery (southeast) should be emphasized by high ceilings (no intermediate ceiling there) and large windows.
Open kitchen, cooking island:
Kitchen can be separated by sliding door, cooking island not necessary
Number of dining seats:
6
Fireplace:
Gladly (or wood stove), but no must
Music/stereo wall:
Yes
Balcony, roof terrace:
Balcony on ground floor towards southeast (preferably partially pulled into the house), south
Garage, carport:
Garage preferred
Utility garden, greenhouse:
Partly utility garden, partly for digging and then pretty to look at, partly play opportunities for our son
Other wishes/special features/daily routine, also reasons why this or that should not be:
We imagine a KfW55 house with a (prepared) photovoltaic system.
I want to design the ground floor so that later, if mobility becomes limited, one does not have to move out immediately but can live on one level. Therefore, an extra room on the ground floor is a must, currently used as office/guest room and later could be converted to a bedroom. For the same reason, the guest bathroom should already have a shower, and somewhere on the ground floor washing machine connection etc. is considered.
I myself tend towards spaciousness, lots of living space and would want many rooms, but I unfortunately realize the budget clearly limits that. My boyfriend is more minimal and would not mind if the house is not too big.

I would swap the floors. Living area facing the garden. Otherwise, you destroy many advantages of the house. Until you have built, you can open the door and your son is in the garden.

Budget: look around here in the financing section. Slope is expensive and the outdoor area will add to that. There are always ways to save. I would not use up the buffer yet.
Upload the floor plan and we will help with downsizing. From how you speak, the entire attic floor is only "wäre schön" [would be nice]. Use it for "muß sein" [must have] and reduce the floor area.

Regarding the construction company: based on what you write, clearly Holz1.
In my opinion, timber frame is not worse than solid construction. It depends on the workmanship.

Write down your room program, not just the rooms but what must go in and what might differentiate you from others.
Not just bed, but 2.00 m x 2.20 (because of overlength, large frame) 5 m running wardrobe.
Always make sure that the things fit into your floor plan.
Consider what is important in the equipment. Often the provider whose construction performance description has the greatest overlap with your wishes is the cheaper one.
I would only choose the one with whom I feel understood.

Most of all, I have concerns about faster depreciation and poorer value in the long run. Am I wrong? Are there good and bad wooden house builders? Also, the house with this company wouldn’t be cheaper or ready to move in faster than with the solid house builders. The company always points out the great indoor climate in a wooden house. But do you really notice that that much?

Your concerns are not technically justified. The construction quality is decisive. Wooden houses last just as long over several generations as stone houses. That should be sufficient. Value appreciation or depreciation is not a material factor if the execution is good; location, market, and trends matter. There are excellent wooden house builders. The effort for construction is not less with wood. An "aha" experience depending on the construction method is the erection of the walls, which are prefabricated in wooden construction.
There are hundreds of opinions on the topic of indoor climate. Some simply measure humidity content and air temperature, others consider further parameters. Wooden houses differ in construction methods just as much as stone houses at least. Both construction types can be executed well or poorly.
We chose wood and commissioned the trades individually. Zimmerei Schwirten & Klein took the lead and construction coordination. They also build turnkey; this was noticeable throughout the professional handling. All companies that worked on the house were regional. This has proven effective.

How do you assess such an individual wooden house regarding quality?
-How important is a good feeling about the builder to you; would you weigh that more strongly than (irrational?) material concerns?

The quality of our individual house is undoubtedly very high.
Without a good feeling about the builder, a basic prerequisite is missing. The interest in the customer (and not just their €) implies good communication during construction. The joy in and identification with the work at the construction site is a strong quality promise.

Your entire description including the description of the property, future house, and company search sounds just like ours. Crazy. I wouldn't be surprised if Holz1 has its company headquarters in Großrinderfeld?

We ultimately decided on solid construction. However, this was by no means due to doubts about the quality of the timber builder. Nor because of the price, as they were all very close to each other. With a very good reputation among the compared providers, in the end our gut feeling made the difference because we were just more on the same wavelength with one...

In general, I have to say that I am a bit irritated by the offer prices; maybe I was a bit too naive about it. In any case, all three providers want around 500,000 to 550,000 euros net for a turnkey house with about 160 to 180 sqm living space and a double garage (where one of them doesn’t even include the basement under the garage). That is actually too much for our budget, and you have to see if, where, and how you can save 50,000 euros. But that should not be the topic of this post.)

You say that the budget should not play a role here, but I still want to share a few thoughts with you. Fulfilling all the wishes you described with 500k will be difficult. The basemented double garage alone will cost you 50,000. We had an offer for a basemented single garage amounting to 30,000 and ultimately decided against it. Instead, there is now a shed for garden tools and bicycles in addition to the garage.

I want to design the ground floor in such a way that later, if one is not so mobile anymore, you don’t have to move out immediately but can live on one level. Therefore, an extra room on the ground floor is a must, currently used as an office/guest room and could later be converted into a bedroom.

I always find such considerations questionable because no one knows what will be in 30 years and who among you might become frail... Especially with a sloping plot! How do you want to properly maintain and keep it in good shape if you can’t even manage the one stair to the bed anymore? Not to mention there are stair lifts. As wrote, better to use the attic! Office/guest room on one side, then the other can still be a gallery or open space. Or plan a cool own area in the attic for the 12-year-old right away.

For comparison: our footprint is just under 9x11 and we are only at 500,000 for the house WITHOUT garage, balcony, or outdoor facilities.

You already have very concrete ideas. Have, for example, the 3 favorites make you an offer. Preferably with all the conditions so that it is somewhat comparable. I think many can build houses. Therefore, in the end, it will also be decisive who you get along with best. At least that was also decisive for us.

We are also currently building a wooden house (not timber frame construction but solid) - it is not cheaper than stone. We were relatively open regarding the material and in the end, our gut feeling decided. We have never actually worried about the quality or durability, but it seems that many people feel that wooden houses are less "stable" (could that be a relic from the Three Little Pigs?). Don't let that influence you. The construction has to feel right, and for that, it is simply enormously important to be convinced by the general contractor (GU).